§ 18.03

The intent and purpose of this Chapter is to set forth and establish such regulations as deemed necessary and essential to effectively carry out and implement the administration and enforcement of the provisions of this Title.

(Ord. 1201, 12/9/2025)

• A. General. All departments, officials, agencies, boards, commissions, and public employees vested with the duty, responsibility, or authority to issue permits or licenses when required by law or any of the provisions of the Pico Rivera Municipal Code shall comply with all the provisions of this Title as may be applicable thereto.

• B. City Council. The powers and duties of the City Council under this Title include, but are not limited to, the following:

  1. Consider and adopt, deny, or modify amendments to the General Plan map and text, Zoning Code text and map, Development Agreements, and Specific Plans, following a public hearing and recommended action by the Planning Commission.

  2. Hear and decide appeals from decisions of the Planning Commission.

  3. Call for review of Zoning Administrator or Planning Commission decisions.

  4. Assign other duties and powers to the Zoning Administrator or Planning Commission.

  5. Establish, by resolution, a Municipal Fee Schedule listing fees, charges, and deposits for various applications and services provided under this Title.

  6. Determine expenditures from the Public Image Enhancement Fund and establish the Priority Program for the Public Image Enhancement Program.

• C. Planning Commission. The powers and duties of the Planning Commission under this Title include, but are not limited to, the following:

  1. Review and determine interpretation of regulations, conflicting regulations, clarification of ambiguities, and unlisted uses or similar compatible uses, when deferred to by the Zoning Administrator.

  2. Hear and decide to approve, conditionally approve, or deny applications for any zoning permit or other entitlement it has the authority considered necessary to carry out the purpose and provisions of this Title.

  3. Make environmental determinations on any approvals it grants that are subject to environmental review under the California Environmental Quality Act (CEQA) pursuant to State law.

  4. Conduct hearings and make recommendations to the City Council on proposed amendments to the General Plan map and text, Zoning Code text and map, Development Agreements, and Specific Plans.

  5. Act as the advisory body to the City Council involving expenditures from the Public Image Enhancement Fund and the Priority Program for the Public Image Enhancement Program.

  6. Hear and decide appeals from decisions of the Zoning Administrator on decisions, determinations, or interpretations made in the enforcement of this Title and any other decisions that are subject to appeal.

  7. Hear and decide on violations of permit terms and conditions when the City has initiated revocation procedures.

  8. Perform such other duties and powers as assigned or directed by the City Council.

• D. Zoning Administrator. The powers and duties of the Zoning Administrator under this Title include, but are not limited to, the following:

1. Enforce and administer the provisions of this Title, including processing of applications, abatements, and other enforcement actions.

   2. The Director of Community and Economic Development shall serve as the Zoning Administrator and may be assisted in this duty by their designee.

   3. Review applications for permits and approvals pursuant to Chapter 18.04 (Procedures) for conformance with applicable submission requirements and time limits as specified in this Title.

   4. Review applications for discretionary permits and approvals to determine whether the application is exempt from review under CEQA.

   5. Approve, conditionally approve, or deny applications for any zoning permit or other entitlement where they have the authority considered necessary to carry out the purpose and provisions of this Title.

   6. Review applications for conformance with this Title through a Zoning Consistency Review prior to the plan check or permit issuance of any development or sign plans by the Building Division.

   7. Review applications for conformance with this Title prior to the authorization or issuance of any business license, or any other permit by the Director of Finance.

   8. Review and determine interpretation of regulations, conflicting regulations, clarification of ambiguities, and unlisted uses or compatible uses.

   9. Determine and substantiate the existence of any nonconforming use or structure.

   10. Initiate, investigate, and submit reports to the Planning Commission on violations of permit terms and conditions when the City has initiated revocation procedures.

   11. Process and draft reports for the Planning Commission and City Council on all applications, appeals, and other matters upon which the Planning Commission and City Council have the authority and the duty to act under this Title.

   12. Refer items to the Planning Commission where, in their opinion, the public interest would be better served by a Planning Commission public hearing and action, and/or determination.

   13. Approve, modify, or deny requests for extensions for any zoning permit or other entitlement.

   14. Delegate administrative functions to members of the Planning Division.

   15. Review and approve design review applications and/or delegate this authority to a designee.

   16. Such other powers and responsibilities as assigned or directed by the City Council.

• E. Summary of Review and Decision-Making Bodies. Table 18.03.020.A (Summary of Review and Decision-Making Bodies) summarizes the powers and duties that each Review Authority has under this Title.

Text read from an image; its layout may differ:
Table 18.03.020.A Summary of Review and Decision-Making Bodies
Zoning
Administrator or Planning City
Procedure Designee Commission Council Reference
R = Review, RC = Recommendation, D = Decision, A = Appeal
General Plan and Zoning
General Plan R RC D Chapter 18.06
Amendment (Amendments to the
General Plan, Zoning
Map, and Text)
Specific Plan or R RC D Consistent with
Specific Plan Government Code
Amendment Section 65450 et seq., a
Specific Plan shall be
adopted and amended in
the same manner as a
General Plan, except
that a Specific Plan may
be adopted by resolution
or by ordinance and
may be amended as
often as deemed
necessary by the
Review Authority
Zoning Code and/or R RC D Chapter 18.06
Zoning Map (Amendments to the
Amendment General Plan, Zoning
Map, and Text)
Entitlements and Applications

Text read from an image; its layout may differ:
Table 18.03.020.A Summary of Review and Decision-Making Bodies
Zoning
Administrator or Planning City
Procedure Designee Commission Council Reference
Administrative Use D A — Section 18.05.020
Permit (Administrative Use
Permits)
Appeal of Planning R — D Section 18.04.100
Commission Decision (Appeals)
Appeal of Zoning R D A Section 18.04.100
Administrator Decision (Appeals)
Conditional Use Permit R D A Section 18.05.030
(Conditional Use
Permits)
Entitlement Extension D A — Section 18.04.080
(Expiration and
Extension)
Group Home Permit D — — Section 18.05.060
(Other Permits and
Approvals)
Home Occupation D A — Section 18.05.060
Permit (Other Permits and
Approvals)
Minor Modification — D A — Section 18.05.030
Conditional Use Permit (Conditional Use
Permits)
Minor Variance D A — Section 18.05.050
(Variances)
Permit Revocation R D A Section 18.04.090
(Revocation of Permits
or Entitlements)
Sign Permit D A — Chapter 18.20 (Sign
Standards)
Temporary Use Permit D A — Section 18.05.040
(Temporary Use
Permits)
Variance R D A Section 18.05.050
(Variances)
Other Procedures

Text read from an image; its layout may differ:
Table 18.03.020.A Summary of Review and Decision-Making Bodies
Zoning
Administrator or Planning City
Procedure Designee Commission Council Reference
Development R RC D Chapter 18.08
Agreement (Development
Agreements)
Environmental Review D A — Section 18.04.030
(Environmental
Review)
Interpretations D A — Section 18.01.050
(Interpretation of
Regulations)
Reasonable D A — Section 18.05.070
Accommodations (Reasonable
Accommodations)
Zoning Consistency D A — Section 18.05.060
Review (Other Permits and
Approvals)

(Ord. 1201, 12/9/2025)

CHAPTER 18.04 PROCEDURES